Port Coquitlam in 2025: Affordability, Housing, and Living Compared to Coquitlam and Vancouver

Port Coquitlam (often called PoCo) is a suburban city in Metro Vancouver’s Tri-Cities area, about 35 km east of downtown Vancouver. It sits along the Coquitlam River and has a population of roughly 64,000 (2021 Census). In recent years PoCo has been touted as a more affordable alternative to Vancouver proper, but rising housing costs have raised questions about its relative affordability. In this in-depth guide, we analyze PoCo’s housing prices, rents, cost of living, and community amenities in 2025, and compare them with nearby Coquitlam and Vancouver. We include up-to-date data from real estate boards, city reports, and rental indexes, as well as local development plans.

• Key findings: As of late 2024, benchmark prices in PoCo are lower than in Coquitlam or Vancouver (e.g. detached ~$1.38M in PoCo vs ~$1.77M in Coquitlam and $2.0M in Metro Vancouver. Median rents (all unit types) are roughly $2,650 in PoCo, slightly below Vancouver’s ($2,750) and around Coquitlam’s level ( ~$2,570). However, vacancy is extremely low in PoCo (about 0.2% in 2024), and housing demand is high. PoCo’s cost-of-living is marginally lower than Vancouver’s (Numbeo indexes ~7–12% cheaper). Overall, PoCo remains relatively affordable compared to Vancouver, offering lower average home prices and rents, but still faces tight supply and rising costs in line with the region.

Below we break down the data by category and compare across the three cities, while highlighting PoCo’s unique community features (its Riverwood trails, Mary Hill neighbourhood, Glenwood parks, Citadel viewpoints, etc.) and plans for new housing supply.

Housing Prices and Trends

Benchmark (MLS) Home Prices (Late 2024):  According to the Greater Vancouver Realtors (GVR) report for late 2024, the benchmark (typical) prices for all property types were roughly:

• Port Coquitlam: Detached: $1,379,500; Townhouse: $940,700; Apartment (condo): $631,700.

• Coquitlam: Detached: $1,772,700; Townhouse: $1,071,600; Apartment: $728,700.

• Metro Vancouver (all cities): Detached: ~$1,997,000; Townhouse: ~$1,114,600; Apartment: ~$749,900.

Compared to these, PoCo’s detached and condo prices are significantly lower, while Coquitlam’s prices sit in between PoCo and Vancouver’s urban averages. In late 2024, a typical detached home in PoCo was about $620K cheaper than in Coquitlam (and ~$620K cheaper than the Metro Vancouver average). Similarly, PoCo townhomes and condos were roughly 12–18% cheaper than in Coquitlam, and about 16–18% cheaper than the Metro average.

Recent Price Trends:  Home prices in the Tri-Cities held relatively flat over 2024.  For example, GVR noted that benchmark prices across all property types bumped 1.4% in Port Coquitlam but fell 1.0% in Coquitlam over the year.  By spring 2024, median sales price changes (year-over-year) were modest: Port Coquitlam’s composite prices were roughly flat to modestly up, while Coquitlam’s were also little changed. In practice, this means that after the big run-up during 2020–2022, prices have leveled off. However, note that “average” or “median” price figures can be skewed by the mix of what sold. For example, a Zolo report in May 2025 showed an average sold price of $730K in PoCo for the latest month (reflecting many condo and townhome sales) even though the benchmark detached price is much higher.

Comparative Affordability:  The chart below summarizes benchmark home prices in late 2024 (from MLS HPI data):

These price gaps show that PoCo offers a lower price entry-point.  For example, a typical townhouse in PoCo ($941K) is about $130K (12%) cheaper than in Coquitlam ($1.07M), and an apartment in PoCo ($632K) is about $97K (13%) cheaper than in Coquitlam ($729K). Both are well below Vancouver-area averages.

At the same time, household incomes in PoCo are fairly strong: the median household income was about $102,000 (2020) in PoCo versus ~$97,000 in Coquitlam.  Thus, on paper PoCo residents earn slightly more on average than Coquitlam’s, while paying less for housing.  However, affordability ratios remain high: even at 102K income, a $1.38M house implies a price-to-income of about 13–14×, which is steep (especially given rising mortgage rates).  Vancouver incomes tend to be higher still, but so are prices – a Vancouver detached home at ~$2M is ~20× the Coquitlam median income.

Overall, Port Coquitlam homes are noticeably more affordable than those in Coquitlam or Vancouver.  A detached house in PoCo is about 22% cheaper than in Coquitlam and about 31% cheaper than the Vancouver area average.  Townhomes and condos show a similar advantage (see table).  This makes PoCo appealing for first-time buyers and families seeking more house per dollar.  However, it also means competition for the relatively lower-cost inventory can be fierce.

Rental Market and Cost of Living

Median Rents (2025): Rental prices have risen sharply across the region.  According to rental listings data (Zumper), median rent for all unit types in PoCo was about $2,650 (May 2025).  By comparison, Coquitlam’s median rent was ~$2,569, and Vancouver’s was ~$2,750.  These figures cover all bedroom counts and unit types, so they mix cheap studios and expensive multi-bedroom homes.  In practical terms, typical advertised rents in PoCo (per Zumper) include about $2,500 for an 1-bedroom apartment, $3,275 for a 3-bedroom, etc.  (Note: actual rents will vary by neighborhood and building.)

Longer-term data show how rents have climbed.  In 2022, CMHC reported the average rent in PoCo was $1,728; by 2025 the median is $2,650, implying a ~53% jump.  Even Coquitlam’s median rent rose from ~$1,500 (2022) to over $2,500.  Vancouver’s rents also grew (though its year-over-year change was about –7% by Zumper, reflecting a slight cooling in 2025).

Vacancy and Supply:  A key factor is the very low vacancy rate.  Port Coquitlam’s apartment vacancy in 2024 was just 0.2% – essentially full.  (By comparison, Coquitlam was about 0.4% and Port Moody 0.5% in 2022)  In practical terms, this means almost no available rentals; landlords can charge up and still get tenants.  CMHC’s 2022 report found PoCo’s one-bedroom vacancy at 0.5%.  Low vacancy drives up rents: with the market so tight, typical single-parent families or newcomers often struggle to find a 2- or 3-bedroom apartment.  The City’s own Housing Needs Report underscores this: fully 51% of single-mother renter households in PoCo are in “core housing need” (unable to afford adequate housing), and only 20% of renters live in purpose-built rental buildings.

Cost of Living:  In general, Metro Vancouver is one of Canada’s more expensive regions.  Port Coquitlam is somewhat cheaper than Vancouver proper but still high by national standards.  Numbeo’s cost-of-living indices indicate Vancouver’s overall costs (including rent) are roughly 7–12% higher than Coquitlam’s.  Since PoCo’s costs are very similar to Coquitlam’s, one can infer Vancouver is around 10% more expensive than PoCo on broad measures.  For example, Vancouver groceries or restaurants cost about 7–23% more than Coquitlam’s, and rent is about 0.5–5% higher.  (These crowd-sourced indices aren’t perfect, but they confirm the general pattern.)  CareerBeacon estimates that a single renter in PoCo needs about ~$3,623/month to live (excluding mortgage), versus ~$5,300 in Vancouver (Expatistan data).

In summary, rent and living costs in PoCo are somewhat lower than Vancouver’s, but still expensive.  PoCo’s median rent of ~$2.65K is just below Vancouver’s $2.75K, and well above Canada’s national average ($1,900).  With the market very tight, newcomers can expect to pay at least as much as current tenants – there’s no easy bargain.

Housing Supply and Development

Existing Stock and Vacancy:  The shortage of housing in PoCo is well documented.  In 2023, the City reported a mere 0.2% apartment vacancy, far below a healthy 3–5% market.  The available units are mainly older properties; only 20% of PoCo renters live in purpose-built rentals, meaning the rest are apartments-for-sale or other non-rental buildings.  Families have few 3-bedroom rental options, so many double-up or leave.

New Construction and Projects:  To address this, several new developments are underway.  Notably, the federal government backed a 300-unit rental project at 2471 Gately Avenue (three mid-rise towers) slated for early 2025.  This BC Housing project will include a 33-space childcare centre and adds several hundred purpose-built rentals.  Another major initiative in Coquitlam (nearby) is “Meridian” at 515 Cottonwood Ave, adding 267 rentals along the SkyTrain corridor, and a third project in Coquitlam (710 Dogwood) adds 126 units.  In total, the Tri-Cities region added 5,686 apartment/rowhouse units in 2022 (mostly in Coquitlam), of which about 1,047 were in PoCo.

Looking forward, the City’s housing needs report calls for 15,249 new units over 20 years (2021–2041).  This breaks down to ~1,048 units/year just to keep up with population growth (plus thousands more for affordability gaps).  In the next 5 years, they estimate PoCo needs 1,784 new market rental units and 1,136 new non-market (affordable) rentals, plus 1,013 new ownership homes.  This is a tall order: it implies roughly 360 new units per year (rental + ownership) just to meet core needs.  Recent building permits suggest PoCo’s development pace is accelerating, but still falls short.  For comparison, Coquitlam approved around 1,200 units of housing in 2023 (including multi-family projects), and Vancouver’s city government targets 9,000 new homes per year region-wide.  PoCo’s smaller size means even a few hundred new units annually is significant, but it must scale up further to relieve the market.

Affordability Measures:  Some new construction aims specifically at affordability.  In addition to the Gately Ave project (rental), PoCo is encouraging redevelopment of single-family lots into duplexes or townhomes in some areas.  The city also has policies to maintain existing rental stock (e.g. by requiring replacement when old buildings are redeveloped).  Landlords and developers have begun adding bike parking and efficient design to appeal to renters.  Nevertheless, even with new projects, the existing low vacancy means rents are unlikely to drop soon.

The table below summarizes key housing supply statistics:

Sources: City of Port Coquitlam housing report; Tri-Cities real estate news.

Comparisons: Coquitlam vs Vancouver

To gauge PoCo’s affordability, it helps to compare with Coquitlam (its neighbor to the north) and Vancouver (the regional core):

• Homeownership:  Coquitlam’s benchmark house prices are the highest of the Tri-Cities (detached ~$1.77M), reflecting its urban growth (Lougheed Town Centre, Burke Mountain).  Vancouver’s city-wide detached prices are even higher (Metro Vancouver ~$2.0M).  Thus, PoCo’s ~ $1.38M detached is ~22% below Coquitlam’s and ~31% below Vancouver’s.  For condos/townhomes, the gaps are similar (see price table above).  In practice, this means a buyer in PoCo gets a larger home or lot for the same money compared to Coquitlam or Vancouver.

• Rent:  As noted, PoCo rents are slightly below Coquitlam’s and Vancouver’s.  Coquitlam’s downtown and Port Moody’s West Coast Express corridor have median rents around $2.5K, comparable to PoCo.  Vancouver tends to be a bit higher ($2.75K median), especially downtown (Downtown Vancouver’s median was ~$3,125 as of May 2025).  Note these figures include all unit sizes; a two-bedroom in Vancouver can easily exceed $3,000.

• Cost of Living:  Vancouver’s cost of groceries, transit, and restaurants is higher than both Tri-Cities.  Transit fares are uniform (TransLink zone 1/2 system), but owning a car (insurance, parking) may cost more in Vancouver.  Real estate taxes are similar per $1,000 of assessed value (Metro Vancouver municipal services scale similarly).  Overall, a basket of goods is roughly 10% more expensive in Vancouver than in the Tri-Cities.  Utility and internet costs are region-wide, so not different by city.  Housing dominates cost differences.

• Taxes and Services:  Property taxes in PoCo are comparable to Coquitlam’s, and lower than Vancouver’s.  For example, Coquitlam’s municipal plus TransLink tax rate was about 12‰ of assessed value in 2024, while Vancouver’s was around 14–15‰ (plus a downtown levy).  PoCo’s is roughly 11–12‰.  Thus on a $1.4M house, taxes might be ~$16,000 in PoCo vs ~$22,000 in Vancouver (2025 estimate).  In exchange, Vancouver offers more city services, transit lines (SkyTrain, SeaBus), and cultural amenities; Coquitlam has some SkyTrain stops and the Evergreen Line.  PoCo is developing transit (Coquitlam Centre and Cariboo have SkyTrain) but still largely bus/West Coast Express.

• Location & Commute:  From PoCo, downtown Vancouver is about 40–60 minutes by car (depending on congestion) or about an hour by West Coast Express + SkyTrain.  Coquitlam Centre station connects by SkyTrain (Broadway or Lougheed) in ~35–45 min to downtown.  Vancouver residents commute mostly inside the city.  For jobs, Vancouver has the largest local job market (finance, tech, tourism). Coquitlam has growing tech and government offices, while PoCo is more of a bedroom/industrial area. Many PoCo residents commute to Coquitlam or Vancouver for work.

Community, Neighbourhoods and Lifestyle

Port Coquitlam Neighbourhoods:  PoCo is primarily suburban, with most housing built in the 1970s–2000s.  It has a mix of single-family neighborhoods and some townhome/condo pockets.  Key areas include:

• Citadel: This hilly neighborhood on Coquitlam’s border is known for large lots, views of the Fraser Valley, and upscale homes.  Many houses here have garages and modern kitchens (often with features like a built-in dishwasher).  It is one of PoCo’s highest-priced areas.

• Glenwood: A quiet northern pocket near Coquitlam, close to WCE and schools.  Houses here are modest and streets are treed. It’s family-oriented and walkable to parks.

• Mary Hill (Upper and Lower Mary Hill): A mix of older ranchers and newer infills east of Downtown. Very family-oriented, with many large lots and 3‑4 bedroom homes. Named for Mary Hill Road, this area still has some farmland vibes in parts.

• Riverwood: A planned community west of downtown (near Riverview Hospital) built in the 2000s.  Features a network of quiet streets, trails and parks, and a mix of detached and attached homes.  It’s often highlighted for being “family-friendly” and is close to Terry Fox Secondary (the city’s main high school).

• Central PoCo (Downtown): Near Shaughnessy Street and Fremont Village, where the West Coast Express station and PoCo City Hall are located.  The heart of the city has some mixed-use development (like the new Trinity Village towers), restaurants, parks (Citadel Park), and easy river access via Lions Park.  Downtown PoCo is walkable with schools and transit (buses + WCE).

• Others:  Birchland Manor (near Terry Fox Secondary), Lincoln Park, Oxford Heights, and Woodland Acres are smaller neighborhoods on the north side.  All are quiet, established areas with parks and schools nearby.

Compared to Coquitlam, PoCo is lower-density. Coquitlam has a major city center (Coquitlam Centre mall, high-rise towers), and major new developments (Burke Mountain, Burquitlam). PoCo’s downtown is smaller, and there are fewer high-rises (though new condo projects are planned on Shaughnessy St.). Vancouver is an urban metropolis; neighborhoods like Kitsilano, Mount Pleasant, or Downtown West End are densely built with big condos and commercial districts.  PoCo’s vibe is decidedly suburban: strip malls, single-family streets, and local parks rather than city blocks and nightlife.

Parks & Recreation:  PoCo offers an extensive network of parks and trails.  The Traboulay PoCo Trail is a signature feature: a 25.3 km loop around the city that passes through downtown, along the Pitt and Coquitlam Rivers, and through marshes and forests.  The city also includes Minnekhada Regional Park (wetlands & hiking), and local parks like Lions Park (riverfront, boat launches, sports fields) and Rotary Park (riverfront park with beaches).  For sports, PoCo has the 5-acre Hyde Creek mini-forest, Colony Farm Nature Reserve, and several playgrounds and sports fields.  The Shaughnessy Street area hosts PoCo’s recreation complex and ice rink.

By comparison, Coquitlam has larger parks on the edges (like Mundy Park, Lafarge Lake Park) and the indoor City Hall pool. Vancouver has world-famous Stanley Park (1,000+ acres) and multiple beaches, plus vast cultural amenities. PoCo’s offerings suit families: numerous playgrounds, elementary schools (e.g. Mary Hill Elementary, Central Elementary), and community centers. The Tri-Cities (Coquitlam/PoCo/PoMo) share the Traboulay Trail, and amenities like Douglas College Coquitlam campus and access to nearby forests.

Schools and Families:  PoCo is generally considered family-friendly.  It is in School District 43.  Secondary schools include Terry Fox Secondary (approx. 2,000 students, known for strong athletics) and Riverside Secondary.  Middle schools include Citadel, Kwayhquitlum (Coquitlam border), and others.  There are about 13 elementary schools in PoCo. Many families choose PoCo for the school catchments and yard space. In Coquitlam, there are likewise good schools (e.g. Dr. Charles Best, Pinetree Secondary, and the newer Maillardville schools).  Vancouver families often send kids to its hundreds of elementary schools (some inner-city ones, etc.). School quality can vary, but both PoCo and Coquitlam tend to outperform the provincial average on standardized tests (British Columbia exam scores are publicly available and generally good in suburban districts).

Shopping and Services:  PoCo’s downtown has shops, cafes and a grocery store, but many residents go to nearby malls.  The main shopping areas are Coquitlam Centre (just over the Coquitlam River) with big-box stores, and a Walmart/Lougheed Mall complex in PoCo’s Citadel area.  There’s also an Ikea in Coquitlam.  Essentials like hospitals: PoCo has Eagle Ridge Hospital (smaller acute-care), Coquitlam has larger facilities (e.g. a new planned hospital on Phase 2 of BC Children’s site), and Vancouver has several major hospitals (VGH, St. Paul’s).  Transit: PoCo has a West Coast Express commuter rail station and buses; Coquitlam has two SkyTrain stations on the Evergreen Line; Vancouver has SkyTrain (Expo & Millennium Lines) and Canada Line, plus SeaBus.

Lifestyle:  Life in PoCo tends to be quieter and more suburban. Many lots have backyards, garages (typically 1–2 car garage), and modern kitchens with dishwashers and central air in newer homes.  Residents enjoy community events like summer concerts (Citadel Park) and the Coquitlam Riverfest. For entertainment, Coquitlam and Vancouver offer more restaurants, movies, nightlife, and cultural institutions (theatres, galleries). However, PoCo makes up for it with proximity to nature: you can hike or cycle out your front door.  Employment-wise, PoCo itself has some industry (especially in Mary Hill’s business park) and retail jobs, but many people commute to nearby cities. The median household income ($102K) is higher than Coquitlam’s, reflecting a stable community of professionals.

Summary – Lifestyle Comparison:  - Port Coquitlam: Suburban, family- and community-focused. More affordable houses for families wanting yards. Strong trails (Traboulay) and parks. Slower-paced lifestyle, but with fewer big-city conveniences.

• Coquitlam: Mix of suburban and urban (town centre). More shopping, transit (SkyTrain). Higher home prices than PoCo, but still lower than Vancouver.

• Vancouver: Fully urban. Highest housing costs. Premier amenities (culture, restaurants, beaches) but also busy traffic and higher rental costs.

Is Port Coquitlam Affordable in 2025?

Given the data, Port Coquitlam remains one of the more affordable parts of Metro Vancouver.  On most measures – home price, rental cost, and monthly budget – PoCo undercuts Vancouver and Coquitlam.  The average detached home in PoCo (~$1.38M) is tens of thousands cheaper than comparable Coquitlam homes and significantly below the Metro average.  Rents (around $2.6–$2.7K median) are also a bit below Vancouver’s.  Moreover, PoCo’s median income is relatively high ($102K), suggesting incomes can keep pace with expenses better than in some markets.

However, “affordable” is relative.  Compared to smaller cities in BC or Alberta, PoCo is expensive.  A $1.38M price tag or $2.5K rent would be considered high in many places.  Within Metro Vancouver, PoCo is cheaper in context, but not cheap on an absolute scale.  The steep price-to-income ratios mean even middle-class families often spend a large share of earnings on housing.  The lack of rental supply and low vacancy also erode affordability: when rentals are scarce, even relatively “affordable” suburbs get pricy rents.

Furthermore, recent trends show PoCo prices and rents rising along with the region.  The past few years of interest rate increases froze some demand, but as borrowing costs come down, prices and rents may pick up again.  Local reports indicate PoCo’s market is entering a more balanced phase – not the sky-high seller’s market of 2021, but not a deep crash either.  If rates continue to fall and buyers return, affordability could tighten further.

So, for newcomers: PoCo is a relative bargain compared to Vancouver.  A similar budget will go further (bigger home or lower rent) in PoCo.  The city offers a quieter, family-friendly environment with decent access to jobs.  For example, two working adults might afford a 3–4 bedroom house in PoCo that would be out of reach in Vancouver.  Even Coquitlam and PoMo are edging toward PoCo’s price levels, making PoCo competitive.  On the other hand, if you crave urban amenities, dense nightlife, or prefer to walk everywhere, PoCo’s suburban character may not suit you.  Daily commuting costs (time, fuel, transit) to Vancouver or Burnaby may also eat into affordability.

Overall, Port Coquitlam is more affordable than its neighbors but not “cheap”.  It attracts families and downsizers who want reasonably priced houses, good schools, and green space.  However, the city acknowledges it still needs thousands of new units to really address affordability (both ownership and rental).  Until supply catches up, expect prices and rents to stay high.

Key Takeaways for Newcomers

• Home prices in PoCo are significantly lower than Coquitlam or Vancouver: expect ~20–30% cheaper prices for similar homes.

• Rents average around $2.6K for all unit types in PoCo, roughly on par with Coquitlam and just under Vancouver’s ~$2.75k.

• Cost of living (food, transport, etc.) in PoCo is slightly lower than Vancouver’s; overall Vancouver is ~8–12% more expensive.

• Vacancy is extremely low (~0.2% in 2024), so rental supply is tight and competition for housing is fierce.

• Neighborhoods: PoCo offers suburban areas like Citadel (hilltop, view homes), Mary Hill (family homes), and Riverwood (townhomes near parks).  Schools (e.g. Terry Fox Secondary) and parks are easily accessible.

• Amenities: Good local parks and trails (Traboulay Trail, Lions Park), but bigger shopping and entertainment are in Coquitlam/Vancouver.  Transit includes buses and the West Coast Express; SkyTrain is reachable by bus at Coquitlam Centre.

• New developments: Major rental projects (e.g. 300 units at Gately Ave) are coming, which may ease some cost pressure.  Several thousand new units are needed to meet demand.

In summary, Port Coquitlam remains more affordable than Vancouver or Coquitlam for homebuyers and renters, offering a balance of lower prices and family-friendly lifestyle.  However, it is not immune to the region’s housing crunch.  Prospective movers should be prepared for high competition for housing and weigh transportation costs and lifestyle differences.  For many, though, PoCo represents a viable affordable gateway into the Lower Mainland, with its riverfront parks, community vibe, and relatively kinder prices.

If you're thinking of making a move to Port Coquitlam or the surrounding Tri-Cities, I’d love to help you explore your options. Whether you're buying, selling, or just need honest market advice, let’s connect.

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